The difference between commercial and residential renovation
Commercial renovation isn't just 'bigger residential.' The code requirements are different: fire ratings, exit pathways, accessibility under BC Building Code Part 3, sprinkler requirements, commercial ventilation standards. The permit process runs through a different review stream, and the inspections are more rigorous.
The other difference is scheduling. A homeowner can live with some inconvenience during a renovation. A restaurant owner who can't open for three months might not survive. We plan commercial projects with that reality front and centre: phased construction, after-hours work where needed, and realistic timelines that account for the permit and inspection cadence.
Restaurant and food service renovation
Restaurant projects are some of the most complex commercial renovations because they involve every building system simultaneously: structural, mechanical, electrical, plumbing, gas, ventilation (including Type 1 and Type 2 hoods), fire suppression, and health authority requirements. In Vancouver, a restaurant renovation also needs sign-off from Vancouver Coastal Health before you can reopen.
We've done restaurant and food service build-outs in Metro Vancouver. We coordinate the permit applications (building, electrical, plumbing, gas, and health authority) as a single package rather than piecemeal, which prevents the delays that come from sequential approvals.
Office and retail tenant improvements
Tenant improvement (TI) work is the most common type of commercial renovation. A new tenant moves into a space and needs it reconfigured: new partitions, updated electrical, data cabling, lighting, flooring, and finishes. The scope can range from $40 to $80 per square foot for basic improvements to $120+ for high-end professional offices.
The key variable in TI work is the lease structure. If the landlord is contributing a TI allowance, the scope needs to be designed to that budget. We work with tenants and their landlords to scope projects that maximize the allowance and deliver a functional space without the back-and-forth that usually delays these projects.
Permits and scheduling for commercial projects
Commercial building permits in Vancouver and North Vancouver go through a more detailed review than residential permits. Expect 6 to 10 weeks for straightforward TI work and 3 to 5 months for larger commercial renovations with structural or occupancy changes.
We handle all permit coordination, including pre-application meetings with the city where required. For projects in the City of Vancouver, we also manage the development permit process when changes to the building exterior or signage are involved.
Common questions
How is commercial renovation different from residential work?
The code requirements are different: fire ratings, exit pathways, accessibility under BC Building Code Part 3, sprinkler requirements, and commercial ventilation standards. The permit process runs through a different review stream and the inspections are more rigorous.
How long do commercial permits take?
Expect 6 to 10 weeks for straightforward tenant improvement work, and 3 to 5 months for larger commercial renovations that involve structural or occupancy changes.
What does tenant improvement work cost?
Scope ranges from $40 to $80 per square foot for basic improvements, up to $120 and above per square foot for high-end professional offices. The key variable is the lease structure and whether the landlord is contributing a tenant improvement allowance.
Can you keep my business open during construction?
We plan commercial projects around that reality with phased construction, after-hours work where needed, and timelines that account for the permit and inspection cadence. A restaurant owner who cannot open for three months might not survive, and we scope accordingly.
What is involved in a restaurant renovation?
Restaurant projects involve every building system at once: structural, mechanical, electrical, plumbing, gas, ventilation including Type 1 and Type 2 hoods, and fire suppression. In Vancouver a restaurant renovation also needs sign-off from Vancouver Coastal Health before you can reopen.
Do you handle the health authority approvals?
Yes. We coordinate the building, electrical, plumbing, gas and health authority applications as a single package rather than piecemeal, which prevents the delays that come from sequential approvals.
Do you work with landlords on the TI allowance?
We work with tenants and their landlords to scope projects that make the most of the allowance and deliver a functional space, without the back-and-forth that usually delays these projects.
Do you handle development permits for exterior or signage changes?
Yes. For projects in the City of Vancouver we manage the development permit process when changes to the building exterior or signage are involved, along with pre-application meetings with the city where required.
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Commercial Renovation Cost Calculator →Further reading
- Commercial Renovation Costs in Vancouver (2026 Guide)
What commercial renovation actually costs in Metro Vancouver: tenant improvements, restaurant build-outs, office refreshes, and retail fit-outs. 2026 pricing with real ranges.
- Commercial Renovation Permits in Vancouver: Step-by-Step
A practical walkthrough of the commercial building permit process in Vancouver and North Vancouver. What you need, how long it takes, and where projects get stuck.
- Tenant Improvement Guide for Vancouver Commercial Spaces
Everything tenants need to know about TI work in Metro Vancouver: allowances, lease clauses, the build-out process, and how to avoid the most common mistakes.
- Restaurant Renovation in Vancouver: 2026 Costs and Permits
What restaurant owners need to know before renovating in Metro Vancouver: construction costs, health authority requirements, ventilation, and how long the process actually takes.
- Retail Store Renovation: What Vancouver Business Owners Need to Know
Renovating a retail space in Metro Vancouver: costs, storefront regulations, permit requirements, and how to minimize closure time. A practical guide for 2026.
- Office Renovation in North Vancouver: A Small Business Guide
What small business owners need to know about renovating an office space on the North Shore: costs, permits, timelines, and how to get the most out of your TI allowance.